City council unanimously approved a 17-point plan aimed at addressing housing affordability and homelessness issues in the city, including calling on upper-tier governments for a “new deal” for municipal funding in order to pay for it.
“We continue to operate in the 21st century and we’ve got 19th century rules,” CAO Scott Stewart said, referring to the dependence of municipalities on property taxes as their main source of revenue. “There is no money tree that we have in the basement.”
It’s not yet known what the plan will cost. That’s something staff are currently working on and will build into the proposed 2024 to 2027 municipal budget, set to be presented to council for consideration on Nov. 7.
One of the clauses in Tuesday’s motion asked the provincial and federal governments to “reconsider the fiscal framework” provided to municipalities – that being the dependence on property taxes for revenue – in order to “achieve healthy, equitable and thriving communities, and refine the way we engage across orders of government.”
Many of the approved recommendations call for advocacy work directed at upper-tier governments and Wellington County officials, along with a few concrete steps within the city’s ability to act.
Among the latter group is direction given for staff to draft a bylaw allowing four-unit residential properties throughout much of the city without special permission needed, as well as having staff establish a housing affordability strategy group intended to advance the availability of market-level housing.
“It feels often like this is a hot potato issue that gets passed around,” commented Helen Fishburn, CEO of the Canadian Mental Health Association Waterloo Wellington, urging council to “lean in to the discomfort” and take action to address issues related to housing and homelessness. “There are literally people dying on the streets.”
Earlier this year, city council approved a comprehensive zoning bylaw update that would allow three-unit residential properties as a general rule, though that’s currently under appeal, including by several developers.
Tuesday’s approved motion directs staff to look into creating a bylaw that would allow four units on residential properties, if sewage and water capacity exists for additional residents. That would include the traditional public consultation process, noted Krista Walkey, the city’s general manager of planning and building services.
That bylaw is likely to return to council for consideration in early to mid-2024.
It could include permission for four-plexes, a three-plex with an accessory unit in the back or a primary home with a basement apartment as well as an accessory unit in the back, along with a secondary residential space on that rear yard unit.
Another motion calls for city staff to work with downtown service agencies and the County of Wellington to consider the best location(s) for providing daytime shelter services seven days a week.
A pilot program involving Royal City Mission is set to expire at the end of the year.
Many of the recommendations involve advocating with other levels of government for increased funding and expanded supportive housing and mental health services, as well as to clarify roles – which level of government is responsible for what.
Ahead of approval, council heard from a variety of local service providers who urged council to approve the plan.
“Addressing the community housing need is a monumental task that no one level of government or key player can do alone. A multi-pronged approach is necessary, with each level of government playing a role,” said Dominica McPherson of the Guelph and Wellington Task Force for Poverty Elimination.
“When we lift people up who are facing some of the greatest marginalizations and pressures, it has a positive impact not just on their wellbeing but our community wellbeing, our economic wellbeing and on our ability to be able to support one another.”
Mark Walton, CEO of Guelph General Hospital, noted the emergency department has seen a rise in mental health issues and is especially worried about the safety of people experiencing homelessness as we head into the colder months.
“I do think we’re at risk of losing lives,” he said.
As discussion wound down, Mayor Cam Guthrie pointed out many of the suggestions for incentivizing the creation of new housing made by council members earlier in the year have not been forgotten.
“There’s more to come,” noted Guthrie, noting many of the ideas are contingent upon approval of an application to the federal government’s Housing Accelerator Fund.
